MAKERERE UNIVERSITY

SCHOOL OF LAW
L2211-LAND TRANSACTIONS, SEM II – 2023/2024
READING LIST
______________________________________________________________________________
Course Instructors: Dr. Rose Nakayi (RN) & Mr. Joseph Kyazze (JK)
Course Hours:
Stream A (Morning): TUES: 9.30 – 11.300am FRI: 7.30-9.30am and FRI: 12:00 -1:00pm
(Tutorial)
Stream B (Afternoon): TUES: 3.00-5.00pm, FRI. 1.00 - 3.00pm and TUES; 11.30 am– 12.30pm
(Tutorial)
Course Description
The course delves into the theoretical and practical/procedural issues in transactions involving real
property. It introduces the student to procedures and intricacies of bringing land on to the register by
delving into matters of survey and registration of land in Uganda (the Torrens System of land
registration). It further delves into the debates on creation of other proprietary interests in land such as
leases and mortgages, legal and equitable interests and the effect of application of expropriated
properties laws on registration laws of Uganda, among other topics. The course prepares the students
for the real world of legal practice in the field of conveyancing/ land transactions.

Objectives/Aims include:
1. To introduce students to the domestic application of concepts of ownership/title/interests/
entitlement to land in Uganda.
2. To analyze the relevant statutes and principles in order to understand processes and procedures
regarding creation of interests in land and transfer of ownership/title/interests/ in land in
Uganda.
3. To offer students a firm grounding in the practical aspects of the law of real property in Uganda
and how these intersect with other subject areas of the law.

Course Outline

This course covers the practical aspects of the law of Real Property in Uganda. It draws from
the English Common Law and pays special attention to the contemporary aspects of land
transactions and the jurisprudence evolved by Uganda’s courts. The course content builds on
the concepts covered in the first semester course on Foundations of Land Law, including
definitions and historical perspectives on the law of Real Property.

Starting with a brief on basic processes of land surveying, moving on to the Torrens System of
land registration, the course covers the practical aspects of the law relating to ownership, and
transfer of (interests in) land, spurring through the different natures of interests that can be
created on land. It goes on to cover how these are protected, transferred and registered. It delves
into how rights, obligations and entitlements of individual owners or users of land intersect
with the rest of the world. The course also covers the intersection of Land (or property) with

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 other legal regimes such as the laws of Contract and Equity. The legal regime on the role of
land in the mortgage industry is covered, extending to an analysis of the socio-economic context
within which mortgages are executed in Uganda.

It covers principles grounded in the Expropriated Properties Laws which are of more historical
than practical relevance, but pertinent in shaping key concepts in land transactions touching
formerly expropriated properties or interests in such properties.

At the end of the course, students should be able to engage with the future of land
law/transactions in Uganda against the backdrop of the studied principles/concepts in an effort
to suggest areas of law reform.

Course outcomes

These include:
1. Ability to articulately analyze the relevant statutory provisions relating to creation of interests
and transactions in land in Uganda.
2. Knowledge and skill to solve a substantial amount of problems; practical, theoretical,
philosophical or otherwise that arise in the spectrum of land transactions and the law in Uganda.
3. Ability to identify the strengths and weaknesses in Uganda’s law on land transactions and be
able to make a case for reform in the areas where reform is needed.

Method of teaching/delivery
❖
Lectures and classroom interaction among the students and the instructor(s) will be the main
mode of instruction. Students are expected to diligently study the materials on the reading list
(which are not necessarily exhaustive).
❖
Students are expected to delve deeper and wider by looking at any other material related to the
course that may not be listed here. They are further called upon to cooperate when requested to
be lead reader(s) of cases or any other course materials.

Assessment Method(s):
A take home coursework graded out of 30 will be given. At the end of the semester, students will do a
partially open book examination where they are allowed to bring into the examination relevant Statutes
and Statutory Instruments and a clean copy of the reading list. No notes, textbooks or any other material
will be allowed. The examination scores will be out of 70.

READING/REFERENCE TEXT:
1. Sir Robert Meggary and H.W Wade: The Law of Real Property, 5th Ed, London, Stephens and
Sons Ltd, 1984.
2. E.H Burn: Cheshire and Burn’s Modern Law and Real Property, 14th Edition, Butterworth,
London, 1988.
3. Burn: Meggary’s Manual on the Law of Real Property.
4. Challis Law of Real Property.
5. John T. Mugambwa: Principles of Land in Uganda, Fountain Publishers, 2002.
6. John T. Mugambwa: Sourcebook of Uganda’s Land Law, Fountain Publishers, 2002.
7. Stevens and Peace: Land Law 3rd Edition, Sweet & Maxwell (London)
8. Gray K & Gray S: Elements of Land Law 4th Edition, Sweet & Maxwell.
9. S Obol-Ochola, Customary Land Tenure and the Economic Development of Uganda (LLM
dissertation, University of Dar es Salaam, 1970).

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 PROCESSES AND KEY DOCUMENTS IN LAND SURVEY AND REGISTRATION IN
UGANDA (RN)
1.1 Land that has never been surveyed and registered
a. Customary land
b. Land on ‘Blue Pages’ (unascertained parcels)
1.2 Subdivision of registered Mailo land
1.3 Subdivision of registered Freehold land
1.4 Registration of leases on Mailo
1.5 Registration of a caveat, etc.

Key Documents
1. Provisional Certificate
2. Final Certificate
3. Mailo Register Volume (MRV)
4. Instruction to survey (IS)
5. Mutation form
6. Plot Register, commonly known as the “Karamazoo”
7. Area Schedule
8. Job Record Jacket (JRJ)

1.0 FORMS OF LAND RECORDING (RN)

1.1 Private Conveyancing
1.2 Registration of Deeds
1.3 Registration of Documents Ordinance No 3 of 1904
1.4 Registration of Documents (Amendments Ordinance No. 8 of 1904
1.5 Registration of Documents Ordinance No.13 of 1922 (now Cap. 204)

Issues

 What were the advantages of registration of documents?

 Why was it replaced with registration of title?
 Would it have been a better system for Uganda?

1. HW West, The Mailo System in Buganda: A Preliminary Case Study in African Land Tenure
(1964) Government Printer Entebbe, Pages 12-15
2. Sir William Morris Carter, Inquiry Report into Land Tenure in Buganda (1906/07).

2.0 Registration of Title

1. Uganda Land Regulation, No.4 of 1897.

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 2. Uganda Land Regulation, No.8 of 1902.
3. Crown Lands Ordinance, No.2 of 1903.
4. Registration of Land Titles Ordinance No.11 of 1908.
5. Crown Lands (Amendment) Ordinance No.17 of 1903.
6. Crown Lands (Declaration) Ordinance 4 of 1912
7. Native Land in Buganda (Provisional Certificates) Ord. 14 of 1922.
8. Equitable Mortgages Ordinance 1912
9. Registration of Titles (Amendment) Ordinance No.9 of 1931.

3.0 THE TORRENS SYSTEM OF LAND CONVEYENCING (RN)

3.1 The Australian Origins
1. Gray & Gray, Elements of Land Law, Part 2 pp 140-180
2. Stevens and Pearce, Element of Land Law, Chapters 8-14, pp 125-341
3. Mills Trevor, A case for the Torren System of Title Registration,
4. International Real Estate Society Conference, 1999.
5. Real Property Act, 1858 [South Australia]
6. The Transfer of Land Act, 1915 [Victoria]
7. Transfer of Land Act, 1928 [Victoria]
8. Transfer of land Act, 1958 [Victoria]
9. Real Property Act, 1862 [New South Wales]
10. Aujla V. Kaila, 2010 BCSC 1793
11. Re Ontario Government Services (Administrative Tribunal)
3.2 The Torrens System of Land Registration and its introduction in Uganda
1. Sir R Torrens, “An Essay on the Transfer of Land by Registration” (1882 Cobden Club London
2. E C Massie “The Torrens System of Land Registration and Transfer,” (1900) 6/4 Virginia Law
Review214-221
3. H B Thomas and, A E Spencer “A History of Uganda Land and Surveys, and of the Uganda Land
and Survey Department” (1938 government printer, Entebbe).
4. S Coldham “The effects of registration of title upon customary land rights in Kenya” (autumn 1978)
Vol. 22 No. 2 Journal of African Law, at 91.
5. Mugambwa, Sourcebook of Uganda’ Land Law Chapter 9, pp 142-194
6. Godfrey Place, The Torrens system of Registration of Title as Applied to the Uganda Protectorate
by the Registration of Titles Ordinance, 1922, Uganda Government Printers, Entebbe

The Historical, current Law and Cases

1. The Registration of Titles Ordinance, 22 of 1922.
2. The Registration of Title (Amendment) Ordinance, 12 of 1923.
3. The Registration of Titles Act, Cap. 205.
4. Sections: 54, 59, 64, 92, 70, 145, 181, 189 (It is recommended that you read sections 172- 186).
5. Barclays Bank V. Gulu Millers [1959] EA 540.
6. Souza Figuereido & Co. Ltd V. Moorings Hotel Co. Ltd [1960] EA 926.

3.3 The Basics of the Torrens Systems:

1. The Office of Titles
2. The Register
3. Indefeasibility of Title except for fraud
4. Unregistered interests

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5. Caveats
6. Remedies to aggravated parties

Read:
1. H. W. West, The Mailo System in Buganda, Government printer, Entebbe.
2. Asaria Hassan, How the Philosophy of RTA (cap 281) or Torrens system of Registration of Titles
is not quite understood in Kenya.
3. Peter Butt, Land Law 3rd Ed., Law Book Company Sydney, Chap. 20 on Torrens Title.

CASES:
1. Adrabo V. Madira HCCS No. 24/2013
2. H. R. Patel V. B. K. Patel [1992-3] H.C.B. 137.
3. Daudi Busulwa V. Texas Co. (South Africa) Ltd (132-5) 5 ULR 55.
4. Somali Democratic Republic V. Treon, Civil Appeal No. Supreme Court.
5. Stephen Kalani V. Satwart Kaur, Civil Appeal No. Supreme Court.
6. G. M. Combined V. A.K. Detergents, Civil Appeal No.7 of 1988, Supreme Court.
7. Kampala City Council V. Mukibi [1967] EA 368.
8. Moya Drift Farm Ltd V. Theuri [1973] EA 114.
9. Gibbs V. Messer [891] A.C. 248.
10. Jandu V. Kirpal & Anor [1975] EA 225.
11. Obiero V. Opio & Ors [1972] EA 227.
12. Zimbe V. Kamanza 7 ULR 68.
13. Wamala V. Muguluma 7 ULR 33.
14. Mustafa Ndigejerawa V. Kizito & Sebome 7 ULR 31.
15. PBreskvar and Anor V. Wall and others (1971) 126 CLR 377
16. Hotel International V. Admin. Gen. of the Estate of Robert Kavuma
17. Lusweswe v Kasule and Coulibally CS No. 1010/83
18. Loke uew v Port Sweetenham Rubber Co. (1913) AC 491
19. David Acar & 3 ors V. Alfred Acar Aliro [1982] HCB 60.
20. Khadir Juma & 10 Ors V. Abdul Juma Marjin [1988-90] HCB 154.
21. Mohammed & Anor V. Haidara [1972] EA 166.
22. Mutual benefits Ltd V. Patel & Anor [1972] EA 496.
23. Chrisma Ltd V. Emma Tsimon [1964] EA 369.
24. Ravji V. Rattansi [1969] EA 309.
25. Boyes V. Gathure [1969] EA 385.
26. Figueiredo V. Talbot [1962] EA 167.
27. Teja Singh & Ors V. Isher Singh & Ors [1957] EA 654.
28. Katarikawe V. Katwiremu [1977] HCB 187.
29. Edward Musisi V. Grindlays Bank, Supreme Court Civil Appeal 5 of 1986.
30. Kazzora V. Rukuba C.A 13 of 1922, Supreme Court [1994-5] HCB 58.
31. Sarah Karim V. Chief Registrar of Titles [1992-3] HCB 110.
32. In the matter of Joseph Muluta [1994-5] HCB 94.
33. Mayers & Anor V. Arika Ranch Ltd (No.3) [1973] EA 431.
34. Oppenhermer V. Minister of transport [1941]3 ALL ER 485.
35. Stromdale V. Gathule [1952] ALL ER 59.
36. Isaiah Wandera V. Chief Registrar of Titles. Civil Appeal 23 of 1995 [out of H.C.C.S. 206 of
1904].

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 Read:
1. P. Walubiri, “Indifeasibility of title; an eroded concept?” Paper presented at the virtual Bar-Bench
engagement organized by the Uganda Law Society, 6 November 2020-

2. J. Nangwala, “The law Governing Land”., a paper presented at the Judicial Service Commission
Training Workshop for Training of Trainers of Land Tribunals 1996 (Unpublished)

3. R. Nakayi, “Certificate of Title: A Discussion of Contemporary Challenges to the Protection of

Land Interests in Uganda” Journal of African Law (2022) 1-21.

3.4 ICTs and the Torrens System

 Paper based run Torrens system Vs. a computerized system- The Land Information System-
LIS
 Rationale for the Land Information System (LIS)
 How does it impact on the application of the Torrens System?
 General Challenges arising from application of the LIS

4.0 LEGAL AND EQUITABLE INTEREST (RN)

1. Meggary and Wade Chap. 4 page 110-12
2. Cheshire & Burn p. 43
3. Judicature Act SS 14.
4. R.T.A Cap 205 SS Ss.44, 46, 54, 59, 54, 60, 61, 70, 71, 7277, 90,91, 92, 96, 145, 176, 177, 181
5. The registration of Documents Act, cap 80

CASES:
1. Walsh V. Lonsdale (1882) 21 Ch. 9
2. Tinsley V. Milligan (1993) 3 All E.R 65
3. Katarikawe V. Katwiremu & another, CS No. 8 of 1972, (1977) HCB 187.
4. Sawin V. Ayres (1888)21 QBD 289
5. Lysaght V. Edwards (1876) 2 Ch. 499
6. Uganda Posts & Tels v AKM Lutaaya. CA No. 36 of 1996 (Unreported)
7. Walker V. Linom (1907) 2 Ch 104
8. Ndigejjerawa V. Kizito and Kubulamwana (1952-6) 7 ULR 31
9. Lukwago V. Bawa Singh & another (1959) EA 282
10. Pitcher V. Rawlins (1872) 7 Ch 250
11. Rice V. Rice (1854) (quoted in Mugambwa- “Principles”
12. Oliver V. Hinton (1899) 2 Ch.264
13. Hunt V. Luck (1902) 1 Ch. 428
14. Bailey V. Parmes (1894) 1 Ch 25
15. K. Zimbe V. Kamanza 7 ULR 68
16. Rajabali Ganji & Sons v Hamedi 23 EACA 268
17. Tared V. Clements (1903) 1 Ch 428
18. Wilkes v.Spooner(1911) 2 KB 473
19. Busulwa v Texas Co. 5 ULR 55

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 20. Mollo Bros V. Lachanal Cham 10 KLR 142
21. Tared v.Clements (1933) 1 Ch. 428
22. Wilkes V. Spooner (1911) 2 K.B 473
23. Busulwa V. Texas Co. 5 ULR 55
24. Mollo Bros. V. Lachanal Cham 10 KLR 142

5.0 THE COMMON LAW DOCTRINE OF A BONAFIDE PURCHASER (JK)

1. Gray & Gray, pp 83-85, 1150-1156
2. Stevens & Pearce, Chap. 5, pp.30-40

5.1 The doctrine and onus of proof

1. Adrabo versus Madira HCCS No. 24/2013
2. Kilama versus Laker & Others CACA No.21/2017
3. Pilchar V. Rawlins (1872) 7. ch. App. 259 at 269
4. Wilkes V. Spooner [1911] K. B. 473 at 488.

5.2 The features of the Doctrine:

Midland Bank v. Green (1981) Ac 513 at 528
a) Good faith:
1. Oliver V. Hinton [1899] 2 Ch. 264
2. Kristofa Zimbe V. Tokana Kamonza (1954)

b) Value:
Wormald V. Maritland (1866) 35 L.J. Ch. 69 at 73.
c) Legal Estate:
1. Pilcher V. Rawlins, Supra at 269
2. Musitafa Ndigegherawa V. Kizito & Sebane, supra
3. Care V. Care (1880) 15 Ch. D. 639.
4. Rice V. Rice 2 Drew 73
5. Bailey v Barnes (1894)1 25

d) Notice: Actual, Constructive, and Imputed.

1. Lloyds V. Banks (1868) 3 Ch. App. 488.
2. Crayen V. Banks (1886) 3 App. 488, 12 W.A.CA 443
3. Crayen V. Consolidated African Trust, Supra
4. Rajabali Gangji & Sons V. Hameli 23 EACA 238
5. Hunt V. Luck (1902) 1 Ch. 428
6. Jones V. Smith (1841) 1 Hare 43 at 55.
7. Oliver V. Hinton (Supra)
8. Smith V. Jones [1954] 1 WLR 1089
9. Blacklocks v JB Developments (1982) Ch.D at 196 or (1981) 3 ALLER 392
10. Zimbe V. Kamanza, Supra
11. Re - The Alms Corn Charity [1901] 2 Ch.750.
12. Jared V. Clements [1903] 1 C. 428.

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 13. Elisa Lukwago V. Bawa (1959) EA 283
14. Sharpe V. Foy (1868) 4 Ch. App. 35.

e) Successor in Title
1. Harrison V. Forth (1695) Prese. Ch. 51
2. Wilkes V. Spooner, Supra

5.3 Modification of the Common Law Doctrine of Bonafide Purchaser for Value without Notice
and the Law, Procedure and Practice of acquiring an Interest in Registered Land in Uganda
(JK)
Read:
• Article 26 of the Constitution
• Section 14 of the Judicature Act Cap 13
• The Registration of Titles Act, Ss.44, 46, 54, 59, 54, 60, 61, 70, 71, 7277, 90,91 92, 96, 145, 176,
177, 181

CASES:
1. Amooti Godfrey Nyakaana versus NEMA, KCCA & Others Constitutional Appeal No. 01/2002
2. Zachary John Ongom versus Bongomin John Odora HCMA No. 120/2015
3. Carol Turyatemba Versus AG & ULC Constitutional Petition No. 15/2006
4. Ndimwibo versus Ndimwibo & Others CA No. 65/2011
5. Molo Brothers V. Lalchand Ranchand, 10 KLR 142
6. Lwanga V. Registrar of Titles ([1980] H.C.B. 24.
7. Rwamulantini V. Kamono [1978] H.C.B. 300
8. Zimbe V. Kamanza, (Supra).
9. Souza V. Moorings Hotel, (supra)
10. Musitafa V. Kizito, (supra)
11. Karuriremile V. Noah Rwabaganda [1979] H.C.B. 184.
12. Livingstone Kato V. Filmon Kaggwa H.C.C.S. 9/92.
13. Elizabeth Nakanwagi V. Stirling Civil Engineering (u) and Uganda Land Commission H.C.C.S.
690 of 1993.
14. Edward Musisi V. Grindlays Bank H.C.C.S 869/91; [1983] H.C.B. 39.
15. S.M. Sekabanja V. Sajjabi & Ors H.C.C. 6/76 [1983] H.C.B. 54.
12. Roza Muwangala V. Roza Nabirye H.C.C.A. 63 of 1987; [1992] iv KALR
13. Shokatalal Abdulla Dhalla V. Sandrudin Meral Supreme Court, C.A. 32/94, unreported.
14. Makerere University V. St. Mark Education Centre Anor. H.C.C.S. 378/91
15. Kazoora V. Rukuba, C.A. No.13 of 1992, Supreme Court [1992] 111 KALR 51.
16. Hannington Njuki V. Musisi Nyanzi H.C.C.S. 434/98
17. David Ssejjaka V. Rebecca Musoke Civil Appeal No. 12 of 1985, Court of Appeal
18. Kampala Bottlers Ltd V. Damanico Ltd (U) Ltd Civil Appeal No. 22 of 1992, Supreme Court
19. R.G. Patel V. Lalji Makanki [1957] EA 315.
20. Edward Rurangaranga V. Mbarara Municipal Council, Civil Appeal 10 of 1966, Supreme Court
21. G.M. Combined V. A.K. Detergents C.A. No.7 of 1998, Supreme Court.
22. Shah v. Modern Sweet Mart (1956-57)8 ULR 99

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6.0 THE LAW AND PROCEDURE OF ACQUIRING A LEGAL INTEREST IN
REGISTERED LAND
(Legal & Practical Steps for Lawful Acquisition of a Registrable Interest in land Registered under
the Registration of Titles Act and the Law Governing the Concept of a Bonafide Purchaser for Value
Without Notice)

READ:
1. Jackline Natukunda; “Fraud, Unpacking the Law on Bonafide Purchaser for Value without
Notice of Fraud,” A Paper Presented at the Continuing Legal Education Training for Lawyers
June 2023
2. Joseph Kyazze, “The law Procedure and Practice of Locus in Quo in Land Litigation,” Paper
presented on the Recent Trends in the Land Registrar and Locus in Quo and Practice” 17th
May 2023.
3. Ssekitto Moses, “Recent Developments at the Land Registry,” Paper presented on the Recent
Trends in the Land Registrar and Locus in Quo and Practice” 17th May 2023.
4. James Nangwala, “The law Governing Land.,” a paper presented at the Judicial Service
Commission Training Workshop for Training of Trainers of Land Tribunals 1996
(Unpublished)
5. P. Walubiri, “Indefeasibility of title; an eroded concept?” Paper presented at the virtual Bar-
Bench engagement organized by the Uganda Law Society, 6 November 2020-
6. R. Nakayi, “Certificate of Title: A Discussion of Contemporary Challenges to the Protection
of Land Interests in Uganda” Journal of African Law (2022) 1-21.
7. Anthony Kakooza, “Review of the Legal Framework for Land Administration: Summary of
Land Law Authorities in Uganda; a case law perspective.”
8. Defaulted exposition of the Torren’s System as Incorporated in the RTA and LRA August 2015.

The Legal Framework Governing Transactions in Registered Land

i. RTA, Section 2 & 136
ii. Mortgage Act S. 44 of the
iii. Judicature Act Section 14 of the
iv. Land Act as amended S.91
v. Provisions of the Succession Act as amended

6.1 Applicability of the RTA and Other Relevant Laws and the issue of Conflict of Laws.
1. Meera Investments Limited V. DFCU Bank HCCS NO. 948/2017
2. Silver Byaruhanga V. Ruvugwaho SCCA No. 09/2012(2020)
3. Wamono Shem V. Equity Bank (U) Ltd HCMA No. 6000/2012.
4. Hebert Musoke Ssalongo versus Makindye Ssabagabo Municipal Council HCCS No. 0458
of 2018
5. Western Highland Creameries Ltd & Anor V. Stanbic Bank Uganda Ltd & 2 Ors (Civil Suit
No. 462 OF 2011)
6. Rosemary Kabataizibwa Lwemamu V. Francis Sembuya & Anor HCCS No. 226/2005
7. Alice Okiror V. Global Capital Save 2004 Ltd HCCS No.149/2010
8. Souza Figuiredo & Co. V. Moorings Hotel Limited (1960) EA926
9. Barclays Bank V. Gulu Millers LTD (1959) EA 541
10. Nalima V. Rebecca Musoke SCCA No. 12/1985
11. Christopher Zimbe V. Tokana Kamanza [1954] ULR 68

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 6.2 Interests in Land Registered under the RTA and the Applicability of the Torrens System
and the Scope of Due Diligence and Basis
(Indefeasibility (cannot be impeached), (ii) registration (title is by registration), (iii) the curtain
principle (abolition of notice or exhaustive inquiry), and (iv) assurance (compensation upon
detrimental reliance).
1. Adrabo V. Madira HCCS No. 24/2013
2. Jennifer Nsubuga V. Michael Mukundane CACA No. 208/2018
3. John Bageire V. Ausi Matovu CACA No.07 of 1996,
4. Dina Management Limited V. Country Government of Mombasa & 5 Others Petition
No.08/2021
5. Mudiima Issa V. Elly Kayanja HCCS No.0232/2009
6. Meera Investments Limited versus Sadrdin Gulam Hussein & Anor HCCS No.
360/2008
7. Konde Mathias Similar V. Byarugaba Moses HCCS No. 66/2007
8. Souza Figuiredo & Co. V. Moorings Hotel Limited (1960) EA926

6.3 Nature of Interests Registered on a Blue Page, the transition from Mailo Register Volume
(MRV) to Block and Plot and the Applicable Legal Principles
1. Wagaba Mulagwe V. Hajji Juma Bisaso & Anor CACA No. 53/2020
2. Zion Construction Limited V. Abahaire & Others HCCS No.241/2015
3. Kiggala Joseph & Others V. AG and Commissioner Land Registration HCMC No.
132/2011
4. Lukwajju Emmanuel (Administrator of the Estate of late Elasto Mazinga versus Uganda
Land Commission and Others
5. Emmanuel Lukwajju V. Kyaggwe Coffee Curing Estate Limited & Anor SCCA No.
02/2016

6.4 Interests registered on White Page/ substitute page

1. Zion Construction Limited V. Abahaire & Others HCCS No.241/2015
2. Wasswa Siraji and Anor versus Tom Luwarira and Victorious Education Services Ltd
CIVIL APPEAL No. 148/2017 (CA)

6.5 Modes of Acquiring an Interest in Registered land

6.5.1 Purchase
1. Kimbowa versus Kasitro HCCS No. 197/2008
2. Ochaya Samuel Owen (Administrator of the estate of the late Ochan H.K) Versus Akena
Kristy Rose HCCA No. 30/2015
3. Kawamala V. Juuko HCCS No. 294/2009
4. Jumbe Kiwe Sebunya V. Mukuye Isaac HCCS No. 63/2014
5. Edward Gatsinzi V. Lwanga Stephen HCCS No. 690/2004

6.5.2 Gift
1. Ocen Ronald versus Okot Justin HCCA No. 006/2013
2. Nassozi & Anor versus Kalule HCCA No. 5 of 2012
3. Kizito Mubiru versus Kalissa Augustine HCCA No. 92/2009
4. The Registered Trustees of Kampala Archdiocese versus Nabiteete Nnume Mixed Co-
operative Farm Ltd HCCS No. 1559/2000 (2017

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6.5.3 Inheritance
1. Read Provisions of the Succession Act and the Succession Amendment Act 2022
2. Rev Onesifolo Ngaaga & Anor versus Moses Matovu & Anor HCCS No. 103/2003
3. Grace Segujja (Administrator of the Etstate of late Sylvester Kiwanuka) Versus Mugga
Adam & Others HCCS No. 283/2009
4. Dr. Diana Kanzira versus Herbert Natukunda & Anor CACA No. 81/2020
5. Kawamala V. Juuko HCCS No. 294/2009
6. Israel Lwanga versus Leonard Mubiru & 4 Others CACA No. 078/2016
7. Micheal Mulyanti & Anor versus Jackline Bataringaya HCCS No. 434/2008

6.5.7 Adverse Possession

1. Ben Kavuya V.Byaruhanga & 6 Others CACA No. 77/2021
2. Lutalo Moses Lemmy V. Ojede Abdalla Bin Cona SCCA No. 15/2019
3. Ocen Ronald V. Okot Justine HCCA No. 006/2013
4. Helllen Namukabya V. Nelson Kawalya CACA No. 05/2014
5. Andrew Babigumira V. John Babigumira HCMA No. 538/2013

6.6 Due Diligence by Search at the Land Office

(Search at the Land Office/ Custodian of Records; See various MZOS, what determines where to do
search, the Land Information System, Physical search of the register and electronic search and the
need for a statement of search)
6.6.1 Land Office as Custodian of Records
1. Section 3 of the Registration of Titles Act Cap 230
2. Kilama V. Laker & Others HCCA No. 21 of 2012
3. Stanbic Bank Limited V. Sunbelt Holdings Limited Misc. Appn. No. 1731 of 2022(Arising
from EMA 403 of 2021) (Arising from Civil Suit No. 202 of 2021).
4. Zion Construction Limited V. Abahaire & Others HCCS No.241/2015
5. Commissioner Land Registration V. Emmanuel Lukwajju Civil Application No. 12/2015
6. Attorney General V. Henry Property Developers CACA NO. 421/2021 (2023)
7. Sinba K (Limited) & Others V. UBC SCCA No.12 of 2014

6.6.2 Need for a search Statement, Implications of Search Statement and

1. Standard Chartered Bank Limited V. Sunbelt Holdings Limited & Anor (2023)
2. Henley Property Developers Limited V. AG & Commissioner Land Registration
3. Zion Construction Limited V. Abahaire & Others HCCS No.241/2015
4. Lukyamuzi Investments Limited V. AG & ULC, KCCA & KDLB HCCS No… of 2016
5. Waimiha Sawmilling Company Ltd V. Laine Timber (1926) AC 101 AT 106
6. Maria Nalikka Mpinga V. Ernest Sensalire CACA No. 10/2001

6.6.3 Purchasing Land subject to incumbrances (Court order, caveat, lease, mortgage)
1. HCMC No. 63/2021 Wadhia Construction Co. (U) Ltd & Anor versus The Commissioner
Land Registration and Others.
2. Meera Investments Limited V. DFCU HCCS No. 948/2017
3. Muhammad Kaliisa V. Gladys Nyangire Karumu CACA No.146/2013
4. Kampala City Council V. James Bwogi & Sons Enterprises Ltd CACA No. 52/2009
5. JWR Kazoora V. M.L.S Rukuba SCCA No. 13/1992
6. Edward Gatsinzi another V. Lwanga Stephen HCCS NO.690 OF 2014.

11
 7. Jumbe Kiwe Sebunya V. Mukuye Isaac HCCS No. 63/2014
8. Grace Matovu V. Teopista Nabbale & Others HCCS No.243/2013 (2015)
9. Belex Tours and Travel Ltd V. Crane Bank & Fang Min CACA No.71/2009
10. Teopista Muganza V. Pascal Byron Mugenzi HCCS No. 166/1992
11. Bashaija &Anor. V. Mutatina &Anor. HCCA No. 081/2011
12. Rosemary Nalubega V. Jackson Kikayira CACA No. 40/2004

6.6.4 Purchasing Land which Constitutes a Matrimonial or family property

1. Christine Hope Kayima Vs. Mercantile Credit Bank Limited & Anor HCMC No. 0085/2021
(2023)
2. Diamond Trust Bank Limited Vs. Amuge Hilder Okwir Gunya HCCA No. 25/2020 (2023)
3. Grace Were Muhwana V. Tropical Africa Bank Ltd SCCA No. 04/2011
4. Grace Kyamakuku V. Engano Millers Ltd HCCS No. 00004/2012
5. Lamulat Ssanyu Nakanwagi Vs. Hajji Asuman Jjumba & Others HCCS No. 0018/2005
6. Busonya & 2 Others V. Ebeke & Anor. HCCA No. 0104/2009.
7. Tumwebaze V. Mpeirwe HCCS No. 0039/2010

6.6.5 Purchasing land in a Mortgage Sale

1.See provisions of the Mortgage Act
2.Muhammad Kaliisa V. Gladys Nyangire Karumu CACA No.146/2013
3.Letshego (U) Ltd versus Felix Kulaigye C.S No.05/2020
4.Rural Credit Finance Company Ltd V. Micro Finance Support Centre Ltd M. A No. 86 Of
2014,
5. Gladys Nyangire Karumu & Others V. M. Kaliisa & Others HCCS No. 106,150 and 788/2007

6.6.6 Purchaser of land in a Court Ordered Auction

1. Read section 48 of the CPA and Order 22 Rule 51(1) and Rule 62
2. Julius Okwi versus Moses Kirunda CACA No. 35/2008
3. Grace Muhwezi & Another versus Matico Stores Limited & Others HCCS No.90/2001
4. Rosemary Eleanour Karamagi V. Angoliga Malimound HCMA No.733
5. Buso Foundation Limited V. Maate Bob Phillips HCCA No. 40/2009
6. Sinba (K) Limited & Others V. UBC SCCA No. 03/2014

6.7 Need for a Physical Search

6.7.1Confirmation of Physical Location of land, Acreage of the land, Boundaries of the Land.
1. Father Narsencio Begumisa V. Eric Tibebaga SCCA No. 17/2002
2. Constance Butamanya V. Rwamatsibuza & Others HCCS No. 103/1992
3. Edward Rurangaranga V. Mbarara Municipal Council, SCCA No. 10 of 1966
4. Henry Kasamba V. Yakobo Rutarihamwe SCCA No. 19/2010

6.7.2 The need to retain the Services of Competent surveyors to Cause Boundary Opening
1. Excellent Assorted Manufacturers Limited versus DFCU HCCS No. 338/2017
2. Attorney General versus DMW (U) Limited Civil Application No. 314/ 2020.
3. Sheema Co-operative Ranching Society & Others Vs. AG HCCS No. 103/2010
4. Aliganyira Betty versus Uganda, Criminal Appeal No. 001/2021

6.7.3 Ascertainment of Physical Status and Physical Incumbrances on the Land

12
 (Ascertainment of occupation of Land, unregistered interests on the land, easements, access to
the land, road reserves, Forest Reserves, need to check with the Local Council Authorities and
whether the Vendor is known and identifiable in the area
1. John Kaggwa (Administrator of the Estate of Late Michael Kaggwa versus Joseph Kizito
Batume & Others
2. Jennifer Nsubuga V. Michael Mukundane CACA No. 208/2018
3. Hebert Musoke Ssalongo V. Makindye Ssabagabo Municipal Council HCCS No. 0458 of 2018
4. Dr. William Kaberuka & Anor V. N.K Investments Ltd and KDLB CACA No. 80/2008
5. Uganda Posts and Telecommunications Limited V. Abraham Kitumba SCCA No. 36/1995
6. Ssesazi Kulabiraawo V. Robinah Nalubega CACA No. 55/2002
7. Kampala District Land Board V. & Anor V. Veancio Babweyaka SCCA No. 57/2007
8. Asuman Irunga & Others V. AG HCMA No. 258/2012
9. Amooti Nyakaana Versus AG & Others Constitutional Appeal No. 05/2011
10. Excellent Assorted Manufacturers Limited & Anor V. DFCU Bank Limited HCCS No.
338/2017
11. Geoffrey Ojwang V. Wilson Bagonzya CACA No. 25/2002
12. Mudiima Issa V. Elly Kayanja HCCS No.0232/2009
13. Geoffrey Ojwang V. Wilson Bagonzya CACA No. 25/2002
14. Lawrence Musebeni Baguma V. Namugala David &Anor. HCCA No. 40&41/2010
15. Mudiima Issa V. Elly Kayanja HCCS No.0232/2009
16. Amratlal Pushottam Bimji & Others V. Gian Singh Bhambra & Others HCCS NO. 298/2010
17. Alice Okiror V. Global Capital Save 2004 Ltd HCCS No.149/2010
18. Lamulat Ssanyu Nakanwagi V. Hajji Asuman Jjumba& Others HCCS No. 0018/2005
19. Busonya & 2 Others V. Ebeke & Anor. HCCA No. 0104/2009.

6.8 Confirmation of Authenticity of Certificate of title

(Need to ascertain authenticity of Certificate of title, features of a certificate of title, forged titles,
forged Special Certificates,

6.8.1 Duplicate certificate of title,

1. Father Narsencio Begumisa V. Eric Tibebaga SCCA No. 17/2002
2. Meera Investments Limited V. Gullam Hussein & Anor (supra)

6.8.2 Special certificate of title,

1. Zion Construction Limited V. Abahaire & Others HCCS No.241/2015
2. Konde Mathias Similar V. Byarugaba Moses HCCS No. 66/2007
3. Edward Gatsinzi V. Lwanga Stephen HCCS No. 690 of 2004
4. Patel V. Commissioner Land Registration HCCS No87/2009 at pages 14, 15 & 16

6.8.3 White Page and Substitute Page

1. Meera Investments Limited V. Gullam Hussein & Anor (supra)
2. Wasswa Siraji and Anor V. Toma Luwarira and Victrious education Services Ltd
CIVIL APPEAL No. 148/2017 (CA)
3. Afiswa Namukasa V. Tom Luwarira & Victorious Education Services HCCS
No.116/2015

6.8.4 Confirmation of Overlapping titles/ Two titles in Respect of the same Land
1. Charles Nkoojo Amooti V. Kyazze Francis & CLR HCCS No. 536/2007
2. Constance Butamanya V. Rwamatsibuza & Othrs HCCS No. 103/1992

13
6.8.5 Titles in the names of Administrators/ Executors.
1. Dr. Diana Kanzira versus Herbert Natukunda & Anor CACA No. 81/2020
2. Israel Lwanga versus Leonard Mubiru & 4 Others CACA No. 078/2016
3. John Kihika & Anor Versus Absolom Tinkamanyire CACA No. 0086/2014
4. Silver Byaruhanga Vs. Fr. Emmanuel Ruvugwaho and Anor Civil App No.09 of 2014
5. Ben Kavuya versus Byaruhanga & 6 Others CACA No. 77/2021
6. Rosemary Kabataizibwa Lwemamu Vs. Francis Sembuya & Anor HCCS No. 226/2005
7. Phillip Ddumba & David Luzige versus David Arthur Bagambe CACA No. 5/2011
6.9 Capacity to Sell and transfer Registrable interest in land (By administrators, attorneys,
Companies, statutory corporations, beneficiaries, spouses etc.)

6.9.1 Administrators and Beneficiaries

1. Section 180 of the Succession Act and Section 58 of the Succession (Amendment) Act 2022
2. Michael Mulyanti & Anor V. Jackeline Batalingaya & 3 Ors (Civil Suit No. 434 of 2008)
3. Silver Byaruhanga V. Fr. Emmanuel Ruvugwaho and Anor Civil App No.09 of 2014
4. Dr. Diana Kanzira versus Herbert Natukunda & Anor CACA No. 81/2020
5. Phillip Ddumba & David Luzige versus David Arthur Bagambe CACA No. 5/2011
6. Israel Lwanga versus Leonard Mubiru & 4 Others CACA No. 078/2016
7. Ssevume & Others Versus Mutumba Blasio and 2 Others (2022)
8. Margaret Nassanga & Others versus Leo Kibaganira & Others
9. Mariam Nantenza & Others V. Nasani Rwamunono CACA No. 28/2012
10. Margaret Nassanga & Others versus Leo Kibaganira & Others
11. Civil Suit No. 097/2011, Faridah Nantale Versus AG & Others
12. Fakrudin Vallibhai Kapasi V. Alliance Holdings Limited and KDLB HHC No. 570/2015
13. Byekwaso & Anor. V. Ndagire Civil Appeal No. 78/2012
14. John Buteraba V. Edrisa Serwanga& 3 others HCCS No. 222/2008

6.9.2 Individual Registered Proprietors and the Required Due Diligence

(Identity, Citizenship etc Titles in the names of Minors, Titles in the names of Joint Registered
Proprietors
1. Themi Nakibuuka Sebalu V. Peter Sematimba & Others Civil Application No. 15/2014
2. John Semakula V. Pope John Paul VI Social Club HCCS No. 93/2009
3. Silver Byaruhanga V. Fr. Emmanuel Ruvugwaho and Anor Civil App No.09 of 2014
4. Senkungu V. Crescensio Mukasa SCCA No. 17/2015
5. Fredrick Zaabwe V. Orient Bank SCCA No. 4/2006
6. Audrey Musimenta V. Emily Migisha & Others HCCS No. 78/2011 (2017).

6.9.3 Holders of Powers of Attorney

Read section 146-148 of the RTA
1. Prince David Kintu Wasajja V. Sarah Nabuwule & Others HCMA No. 1432/2018
2. Prince David Kintu Wasajja V. Sarah Nabuwule & Others CACA 370/2021
3. Nuwe Amanya Mushega versus Charles Odere HCCS No.102/2012
4. Dr. Muhammad Buwule Kasasa V. Jasphar Buyonga Bwogi SCCA Appl No. 23/2014
5. General Parts (U) Ltd V. NPART SCCA No. 5/1999
6. Civil Suit No. 097/2011, Faridah Nantale Versus AG & Others

6.9.4 Statutory Corporations and Companies and Land in which Government has an
Interest and Statutory Transfers
1. Pang Xiao Yan V. Mbaziira Snyonyi John Divorce Cause No. 12/2023

14
 2. Legal Brains Trust Limited V. Hassan Basajjabalaba & Others Constitutional Petition No.
4/2012
3. Uganda Broadcasting Corporation V. Haba Group of Companies & Deo & Sons Ltd
4. East Africa Form Limited V. AG & 2 Others HCCS No. 292 & 67 of 2002
5. Nsimbe Holdings V. Attorney General, Inspector General Of Police (Constitutional Petition
No. 2 of 2006)
6. Meera Investments Limited versus DFCU Bank HCCS NO. 948/2017

6.10 Execution of agreement of sale inclusive of that by Illiterates, payment of stamp duty on
agreement of sale
6.10.1 Need to execute an Agreement of Sale (See form of agreement and critical terms)
1. Ochaya Samuel Owen (Administrator of the estate of the late Ochan H.K) Versus Akena Kristy
Rose HCCA No. 30/2015
2. HJK Trading Co Limited V. Zziwa HCCS No. 415/2018
3. Walulya Lawrence Versus Rebecca Nakyejwe HCCS No. 1215 of 2021
4. Boutique Shazim Ltd V. Norrattan Bhatia & Anor SCCA No.04/2020
5. Golden Eagle Complex Limited versus Mubiru Adrian HCCS No. 930/2017
6. Hussein Juma V. Raphael Bwami HCCA N. DR MFP6/1990 cited in Edward Gatsinzi another V.
Lwanga Stephen HCCS NO.690 OF 2014.
7. Jumbe Kiwe Sebunya V. Mukuye Isaac HCCS No. 63/201
8. Edward Gatsinzi V. Lwanga Stephen HCCS No. 690/2004

6.10.2 Execution of an Agreement by Illiterates

1. Ben Kavuya V. Byaruhanga & 6 Others CACA No. 77/2021
Grace Segujja (Administrator of the Etstate of late Sylvester Kiwanuka) V. Mugga Adam &
Others HCCS No. 283/2009
2. Ben Kavuya V. Byaruhanga & Others CACA No.
3. Kasaala Growers Co-operative Society V. Kalemera Jonathan
4. Proline Soccer Academy V. Lawrence Mulindwa & Others
5. Mukiibi V. Elietek Technologies International Ltd & others HCCS No. 227/2010;
6. Kabagenyi Teddy Onyango V. Fina Bank (U) Ltd HCCS No. 710/2012

6.10.3 Registration of a Sale Agreement (See URA and Ministry of Lands Requirement for
Registration of agreement of sale with URSB)
1. Rosemary Nalubega V. Jackson Kikayira CACA No. 40/2004
2. Kawamala V. Juuko HCCS No. 294/2009
3. Kekurutso Syson V. Fast Truck Financial Services Ltd HCMA No. 8/2012
4. Wakanyira George V. Kavuya Ben & Others HCCS No. 560/2006
5. Lamusa Magidu V. Alamanzani Nsadhu CCCA No. 20/2008
6. Wasukira Fred V. M/s Harmony Group Ltd HCCS No40/2009
7. Yekoyada Kaggwa V. Mary Kiwanuka (1979) HCB 235
8. Belex Tours and Travel Ltd V. Crane Bank & Fang Min CACA No.71/2009

6.11 Execution of Transfer form & Attestation (S. 54 & 92 147 & 148 RTA)
6.11.1 Form of Transfer Instrument
1. Hajji Sulaiman Lule V. Zamu Nalumansi [1990] KALR 49
2. Meera Investments Limited V. DFCU Bank Limited (Supra)
3. Kampala District Land Board V. NHCC

15
 4. Mustafa Ndiggejjerawa V. Sebane Kizito [1953] 7 ULR 31

6.11.2 Execution by the Transferor and Transferee

1. Themi Nakibuuka Sebalu V. Peter Sematimba & Others Civil Application No. 15/2014
2. Senkungu V. Crescensio Mukasa SCCA No. 17/2015
3. John Semakula V. Pope John Paul VI Social Club HCCS No. 93/2009
4. Nile Bank V. Richard Desmond Kaggwa CACA No.7/2004
5. Belex Tours and Travel Ltd V. Crane Bank & Fang Min CACA No.71/2009
6. Fredrick Zaabwe V. Orient Bank SCCA No. 4/2006
7. Global Capital Save & Anor versus Alice Okirol CACA

6.11.3 Attestation by a competent witness and Certificate of Attestation

1. Alice Okiror V. Global Capital Save 2004 Ltd HCCS No.149/2010
2. Pirbhai Amash Plantations V. Dr. Sinabulya HCCS No.

6.12 Valuation, Payment of Stamp Duty & Registration Fees

1. Grace Segujja (Administrator of the Estate of late Sylvester Kiwanuka) V. Mugga Adam &
Others HCCS No. 283/2009
2. Phillip Ddumba & Anor V. David Arthur Bagambe CACA No. 05/2011 (2021)
3. Wakanyira George V. Ben Kavuya & Others CACA No. 36/2010 (2021)
4. Mohammad Raziraza V. Commercial Bank of Africa CHMA No. 0264/22
5. Kizito V. Kizito Kanonya SCCA No. 08/2018
6. Housing Finance Bank V. Edward Musisi SCCA No22/2010
7. Belex Tours and Travel Ltd V. Crane Bank & Fang Min CACA No.71/2009
8. Janet Diana Cope V. Janet Namubiru HCCS No. 33/2005
9. Tobacco Commodity Traders Ltd V. Master mind Tobacco (U) Ltd
10. Mubiru V. Byensiba & Anor [1985] HCB 106
11. Rosemary Nalubega V. Jackson Kikayira CACA No. 40/2004

6.13 Registration on the certificate of title

1. See Process of Registration and all documents required to complete the registration
2. Meera Investments Limited V. Gullam Hussein & Anor (supra)
3. Themi Nakibuuka Sebalu V. Peter Sematimba SCC Application No. 15/2014 (Kisakye JSC
4. Andrew Babigumira V. John Magezi HCMA No. 538/2013.
5. Katarikawe V. Katwiremu [1977] HCB
6. Father Narsencio Begumisa V. Eric Tibebaga SCCA No. 17/2002
7. Isaka Wamala V. G.H Muguluma 7ULR 333
8. Nzanalli Hassanali Sanyini V. Edward Mprerese Nsubuga HCCS No. 369/93
9. Jacob Mutabazi V. the Seventh Day Adventist Church HCCS No. 54/2009
10. Kyepaka Francis V. George Rwakarongo HCCS No. 289/2007

6.14 Status and Effect of Purchase without Transfer (Vendor is yet to transfer but has sold)
1. Turinawe & 4 Others V. Eng. Turinawe & Anor SCCA No 10/2018
2. Boutique Shazim Ltd versus Norrattan Bhatia & Anor SCCA No.04/2020
3. Shariff Osman Versus Hajji Haruna Mulangwa (1995-1998) 2 EA 275
4. Asimwe Mary V. Ssemwanga Godfrey HCCS No. 128/2010
5. Lawrence Lumu V. Lindo Musoke [1974] HCB 19
6. Somali Democratic Republic V. Treon SCCA No.4/1998

16
7. Olinda De Souza V. Kassamali Nanji [1962] EA 756

6.15 Effect of Registration on Certificate of Title (s. 59) and Rights Created
1. Andrew Babigumira V. John Magezi HCMA No. 538/2013 at page 8
2. Justin E. M Lutaaya V. Sterling Civil Engineering CO. scca No.11/2002
3. Lawrence Kitts V. Bugisu Co-operative Union SCCA No.15/2004
4. TeopistaMuganza V. Pascal Byron Mugenzi HCCS No. 166/1992
5. M. Buwule V. Asuman Mugenyi CACA No. 24/2010
6. Kassanali V. Nanji [1962] EA 756

6.16 Title subject to untitled interests (see s. 64)

1. Mudiima Issa & Others V. Elly Kayanja HCCS No. 0232 of 2009 at page 10
2. Lawrence Kitts V. Bugisu Co-operative Society SCCA No. 15/2004
3. Ddungu Lilian V. Marc Widmer HCCA No. 38/2009
4. Mugerwa Muliisa Paul V. Twaha Kiganda HCCA No.09/2012

6.17 Impeachment of Certificate of title & Grounds (S. 54, 59, 176)
(See pleading fraud, procedure of raising fraud, what amounts to fraud, who has the burden of
proof and what is the standard of proof, the jurisdiction to determine fraud, how is fraud proved
among others.
5. Hajji Numan Mubi Akulamusa V. Friendship Estates Limited CACA No. 104/2018
6. Senkungu V. Crescensio Mukasa SCCA No. 17/2015
7. Western Highland Cremaries Ltd V. Stanbic Bank (U) Ltd HCCS No. 462/2011
8. Grace Karuhanga Butare V. Ssanyu Mukasa Kyazike HCCA No. 652/2007
9. Roza Muwangala V. Roza Nabirye H.C.C.A. 63 of 1987; [1992] iv KALR
10. Kampala Bottlers V. Damanico SCCA No. 22/92
11. Waimiha Sawmilling company Ltd V. Laine Timber (1926) AC 101 AT 106
12. Musisi V. Grindlays Bank (U) Ltd [1983] HCB 39
13. Fredrick Zaabwe V. Orient Bank SCCA No. 4/2006
14. John Semakula V. Pope John Paul Social Club Limited
15. Geoffrey Ojwang V. Wilson Bagonzya CACA No. 25/2002
16. Shokatalal Abdulla Dhalla V. Sandrudin Meral Supreme Court, C.A. 32/94, unreported.
17. Makerere University V. St. Mark Education Centre Anor. H.C.C.S. 378/91
18. Kazoora V. Rukuba, C.A. No.13 of 1992, Supreme Court [1992] 111 KALR 51.
19. Hannington Njuki V. Musisi Nyanzi H.C.C.S. 434/98
20. David Ssejjaka V. Rebecca Musoke Civil Appeal No. 12 of 1985, Court of Appeal
21. R.G. Patel V. Lalji Makanki [1957] EA 315.
22. G.M. Combined V. A.K. Detergents C.A. No.7 of 1998, Supreme Court.

6.18 Other Grounds for Cancellation of title (See section 91 of the Land Act)
1. Hilda Wilson Namusoke & Others V. Owalla Home Investments Limited SCCA No.15/2017
2. The Administratrix of the estate of late James Katubale Kagudde Mukasa V The Commissioner
Land Registration and 2 Ors HCCS No.2392 of 2016
3. Lukyamuzi Investments Limited V. AG & ULC, KCCA & KDLB HCCS No… of 2016

17
4. Sarah Nakku & others V. Commissioner Land Registration HCCA No. 064/2010
5. Uganda Broadcasting Corporation V. Sinba (K) Ltd & Others
6. Edward Gatsinzi V. Lwanga Stephen HCCS No. 690 of 2004
7. Sulaiti Semakula V. Commissioner for Land Registration

6.19 Defence of Bonafide Purchaser for Value under the RTA

1. Ndimwibo V. Ndimwibo & Others CA No. 65/2011
2. Edward Gatsinzi another V. Lwanga Stephen HCCS NO.690 OF 2014
3. Aketa Farmers & Millers Ltd V. Turyamureeba HCCS No. 241/2006
4. Ipolito Semwanga V. Kwizera Buchana Paul HCCS No. 61/2005
5. David Sejjaka Nalima V. Rebecca Musoke SCCA No. 12/1995
6. Maria Nalika Mpinga V. Ernest Sensalire CACA No. 10/200

7.0 CO-OWNERSHIP (RN)

(i). Joint tenancy
(ii). Tenancy in common
Read: RTA A (SS. 10, 53, 54, 55, 56, 57, 58 & 201
1. Zachary John Ongom V. Bongomin John Odora HCMA No. 120/2015
2. Auma Lilian versus David Livingstone Lakony HCCA No. 00012/2019
3. Hammersmith L.B.C V. Monk (1992) 1 AC 478
4. AG Securities V. Vaughan (1990) 1 A.C 417; and (1988) 3 All E.R 1058 (HL)
5. Willcox V. Mcleroth (1988) 3 All E.R 1058
6. Bull V. Bull (1955) 1 QB 234
7. The Admin. General of Zansibar V. Khalfan (1963) E.A 230
8. Re; Murram Muurtor 18 KLR 65
9. Singh V. Kaur (1936) 17 (1) KLRI
10. Uganda Thrift Co. Ltd. V. J.M Nnambale (1971) HCB 326
11. Jones (AE) V. Jones (FW) (1977) 1 WLR 438
12. Dennis V. McDonold (1981) 2 All E.R 633
13. Persons V. Persons & Ors (1983) 1 WLR 1390
14. First national Securities Ltd. V. Hergaty & Anor (1984) All E.R 139
15. Patel V. Patel (1939) 6 EACA 48
16. Uganda Motors Ltd. V. Wavah Holdings Ltd CA No. 19 or 1991

8.0 LEASES AND TENANCIES (JK)

READ:
Meggary and Wade pp. 40-44, Chapter II.
Cheshire & Burn: Chapter 16.
8.2 Nature of Leases
1. Harvey V. Pratt [1965]2 All E. R. 786, 1WLR 1025.
2. Lace V. Chantler [1944] 1 ALL.ER 305; KB 368.
3. Somma V. Hazelhurst [1978] 2 ALL E.R. 1011; 1 WLR. 1014
4. Appath V. Pancliffe Investments [1964] 1 er 838; 1 WLR 1064.
5. Clove V. Theatrical Properties Ltd. [1936] 3 All E.R. 483.
6. Randell V. Roman (1893) 9 TLR 1992

18
 7. Wells V. Kingstone – Upon – Hall Corporation (1875) LR.10 Cp 402
8. Marchant V. Charters [1977] 3 All ER. 918; 1 WLR. 1181.
9. Facchin V. Bryson [1952] ITLR 1386 at 1389.
10. Desai V. Cooper 24 K.L.R. 32Paul Hecht v Morgan [1957] E.A. 741
11. Omar Bin Mohamed V. Hoshin Bin Saleh [1957] EA 486
12. K.C.C. V. Mukibi, Supra.
13. Marcraft Wagon Ltd V. Smith [1951 2 KB 496.

8.3 Creation of Leases

1. Real property Act, 1945 (U.K.) S.3
2. Statute of Frauds, 1967 (U. K.)
3. The Registration of Titles Act, (U) SS. 51, 64, 101, 109, 112, (1), 113
4. Indian Transfer of Property Act, 1881 SS. 534m 106, 107, 116.
5. Registered Lands Act (R) S. 131.
6. Land Registration Act (TZ) S.4(3)
7. Contract Act, Cap 75 (U) S.4(3).
8. Freehold Titles (conversion to Government Leases) Act 1963 (T2).
9. Land Reform Decree, 1975 S.3 (repealed)
10. Government Restrictions Act, Cap. 479 (T2).

Cases:
1. Walsh V. Londsale (1882) 21 Ch. D. 9.
2. Souze V. Mornings Hotel [1960] E.A. 926
3. Brain V. Chogaley (1949) 16 EACA 27.
4. Pirns V. Manji I. T. L. R. (R) 457.
5. Arif V. Judanth 58 I. A. (1930) Cal. 1234.
6. Merrali V. Parker 29 K. L. R. 26.
7. Busulwa V. Texas Co. 5 U. L. R. 55.
8. City Council of Kampala V. Mukibi [1967] EA.
9. Laurencio Lumu V. Musoke [1974] EA
10. Chris Akena Onapa V. Punjani, Civil Appeal No. 5/95, Supreme Court, unreported.

8.4 Duration of Leases

1. Leigh V. Dickson (1884) 15 Q.b. 60.
2. Pargeter V. Harris (1945) 7 Q.b. 708.
3. Popatala V. Lakhani & Co. Ltd [1960] EA 437.
4. Adeodata Kekitiinwa, versus Dr. Wakida H. C. C. S. 338/94.
5. Gardiner V. BlaxHill [1q960], W. L. R. 752

8.5 Termination of Leases

(i) Surrender –
❖
Registration of Titles Act S.108 (U)
❖
Star Karmshi Panadrid & Co. Ltd. V Waljid & Anor [1969] E.A. 194

(ii) Effluxion of Time:

1. Sign V. Godley 20 K. L. R. 57.
2. Saleh V. Savidle 1 T. L. R. 451

19
 3. Din V. Bin Said 24 (2) K. L. R. 66
4. Chartrath V. Ceder Mart [1967] E.A. 93.
5. Registered Lands Act (K) Ss. (3) & 46.
6. Rent Restriction Act, Cap. 210(2) K.L.R. 66

(iii) Merger
(iv) Notice
1. Shah Kahra Morag V. Laksamshi Khimji [1958] E. A. 111
2. Habib Punja & Sons V. Agas [1968] E. A. 160
3. Balbir V. Panesar [1972] 94
4. Ravi Bint Mohammed V. Abdo Shaher [1957] E. A. 782
5. Century Automobiles V. Hartchings Biremer Ltd [1965] EA 304
6. Lenon V. Ladoor [1946] 2 All ER. 329.
7. Rodeth V. Shaw [1967] E. A. 833.
8. Mbarak V. Karacce 10 K. L. R. 100
9. Popatatal V. Kakhani & Co. Ltd. [1960] E. A. 437

(v) Forfeiture
(a) Breach of Covenant
1.Doed Willison V. Phillips – (1824) e Bingi 13
2.Doed Lockwood V. Clarke (1807) 8 East 185.
3.Bashier V. Commissioner of Lands [1959] E. A. 1018
4. Registration of Titles Act (U) Ss. 103, 103(b), 113.
5.Public Lands, 1969 (a) S. 56.

Denial of Title:
1. Nsubuga Anor V. Mutawe [1974] EA 487
2. Chatrath & Anor V. Shah Cedar Mart [1967] EA 93
3. Wisbech St. Mary Parish Council V. Lilley [1956] 1 WLR 121.
4. Waimer V. Sampson [1959] 1 QB 297

8.6 What constitutes Re-entry?

R. T. A. (U) SS. 103 (b), 114
1. Lugogo Coffee Co. (U) Ltd. V. Singo Combined Coffee Growers Ltd. H.C.C.S.
2. 554/73: [1976] H. C. B. 93
3. Charles Kasajja Strokes V. Chief Registrars of Titles H.C.M. 51/93.
4. Matiya Kagira V. Bugerere Dairy Farm Ltd.C. C. S 1407/74.

(c) Forfeiture for Non-Payment of Rent & Relief

Judicature Statute No.13 of 1996.
Public Lands Acts, 1969 (U) SS. 32, 22(5).
1. Howard V. Farshame [1895] 2 Ch. 581.
2. Lovelock V. Margo [1963] 2 Q.B. 786
3. Francis Butagira V. Deborah Namukasa S.C.C.A.6/1989. [1992] VI KALR 6
4. Lugogo Coffee Co. (U) Ltd V. Singo Combined Coffee Growers Ltd., supra.

20
(d) Forfeiture for breach of condition
i. The Need for Notice
ii. Conveyancing Act. 1881 S.14
iii. The Public Lands Act, 1969 (U) S. 32
iv. I.T.P.A., 1982 (K) SS. 114, 40, 50
Cases
1. Jones V. Gordthan Bodha 3 U. L. R. 132.
2. Jamat V. Gothino [1938] 6 U. L. R. 47
3. Premchand Nathur V. Land Officer [1960] EA 733
4. Director of lands & Mines V. Sohan Singh
5. (1952) I. T.L.R. 631.
6. Francis Butagira V. Deborah Namukasa, Supra.
7. Christopher Kiwanuka Musissi and Anor. Misc. App.
8. 87/71. (1973) H.C. B. 167.
9. Bashir V. Commissioner of Lands [1959] EA 1018.
10. Variety Timber Ltd V. Musa [1971] EA 398.
11. Remedy
12. Rugby School V. Tannahill [1935] 2 WLR 476.
13. Glass V. Kencake Ltd. [1965] 2 WLR 363.
14. Northwich Norton V. Rommey Warwich Estates Ltd.
15. [1950] 1 ALL ER 798.
16. Janini V. Soleman [1964] EA 619.
17. Kiwanuka Musisi V. Segane [1973] E. A. 561.
18. Haji Musa V. Martin Ondowa H.C.C.S. 360/71
19. Hassamali V. Commissioner of Lands [1957] E.A. 104.

(e) Waiver of forfeiture

1. Mathewes V. Smallwood [1910] 1 Ch. 489 at 786
2. Premchand Nathur V. Land Officer, Supra.
3. Segal Securities Ltd V. Thoseby [1963] 1 WLR. 1487
4. Central Estates (Belgravia) V. Woolgan [1973] 1 WLR 1487, (1972) 1 WLR 1048, (1972)3
ALLER 610
5. Stephens V. Junior Army & Navy Store [1914] 1 WLR 1048
6. Stephens V. Junior Army & Navy Store [1914] 2 Ch. App.
7. Premchand Nathu V. Land Officer [1960] EA 941
8. City Council of Kampala v Mukubira [1968] E. A 497

(vi) Disclaimer
i. Bankruptcy Act, Cap. 71 (U) S. 57
ii. Re Thompson & Cottrell’s Contract [1943] Chap. 97 at 99.

(vii) Frustration
1. Landlord and Tenant (War Damages Act, 1939, 1941 (UK).
2. National Carriers Ltd V. Panalpana (Norther Ltd. [1981] A.C. 675

8.7 TERMS IN LEASES (JK)

21
 (1) Implied Covenants at Common Law
1. Hart V. Windsor (1844) 12 M & W 68 at 85
2. Baynes & Co. V. Llyodo & Sons [1895] 2 Q.B. 610.
3. Lavender V. Betis [1942] 3 ALL ER 814
4. Kenny V. Preen [1963] 2 ALL ER 814
5. [1963] 1 QB 499
6. Harmer v Jumbil (Nigeria) Tin Ares Ltd
7. [1921] 1 Chap. 2000
8. Briminghan Dudley V. Ross (188) 38 Chap. D. 295 at 313.
9. Newman V. Real Estates Debenture Corporation
10. [1940] 1 ALL E.R. 131
11. Aldin V. Latimer [1894] 2 Ch. App. 437
12. Smith v Marrable (1843) 11 M & W. 5.
13. Wilson V. Finch Hatton [1877] 2 Ex.D.336.
14. Charsley V. Jones (1889) 53 J.P. 280.
15. Sarson V. Roberts (1895) 2 Q.B. 395
16. Coomber V. Howard (1845) 2 Q.B. 440
17. Belfour V. Weston (1786) 1 T.R. 310
18. Whitehall Court Ltd V. Etlinger [1920] 1 KB 680.
19. Saner V. Bilton (1878) 7 Ch. D. 815
20. Stocker V. Planet Building Society (1879) 27 W.R. 877

(2) The usual Covenants:

i. Covenants Implied by
Law
ii. R.T.A. (U) Ss, 102, 103,
105, 113
iii. P.L.A. (U) S.22 (5) (6) (7)
(8) (10), s.32.
iv. Land Act, 1998.

8.8 PRIVITY OF ESTATE AND CONTRACT

(Students are encouraged to revisit their Contract Law Materials on the doctrine of Privity)

Texts:
Cheshire & Burn: Chap. 19 esp. p. 577-5999.
Meggary & Wade: Chap 14 esp. p. 739 – 797

8.9 PRIVITY OF CONTRACT

1. John Belts & Sons V. Price [1924[ 40 TLR 589
2. Bazumbuki V. Ansoli H.C.C.S 769/69 (U)
3. Motel Sheveritzer V. Cunningham & Anor (1958) 23 EACA 35

8.10 PRIVITY OF ESTATE

1. Stuart V. Joy [1904] 1 K.B. 368

22
 2. Horsey Estates Ltd V. Steiger [1899] 2 Q.B 79 at 89.
3. Spencers Case (1583) 5 Co. Rep. 16 502 & 503
4. Griffith V. Pelton [1957] 3 ALLER 75,74 L.Q.R 243 pp. 256-258.
5. R.T.A. s. 104.
6. Conveyencing & Law of property Act, 1881 S.10.

8.11 PRIVITY NEITHER OF ESTATE OR CONTRACT (RESTRICTIVE CONVENANTS)

(JK)
(1) The Common Law Position:
1. L.C.C. v Allen [1914] 3 K.B 642 AT 859.
2. Halsall V. Brizell [1957] Chp. 159.
3. A.G. V. Motormart & Exchange Ltd [1968] EA 689

(2) Position in Equity:

1. Tulk v Moxhay (1848) 2 Ph. 744 46 L.Q.R. 858
2. Real Property Act, 1845 (UK) S.5
3. Haywood V. Brunswick Permanent Benefit
4. Building Society (1881) Q.B.D. 403
5. Formby V. Baker [1903] Ch. 539
6. London & S.W. Railway V.
Commissioner (1882) 20 Chap. 562 at 583.

9.0 EASEMENTS, PROFITS & PUBLIC RIGHTS OF WAY (RN)

Texts:
Meggary and Wade Chap. 15 esp. P. 834-912.
Cheshire of Bum: Chap. 17 esp. P.489-549.

9.1 ESSENTIALS OF AN EASEMENT

RTA ss: 64-65, 99-100
1. Hanikns V. Rutter [1892] 1 Q.B. 668.
2. In Re Ellen Borough Park [1958] Chp. 131 at 131 – 151.
3. Hill V. Tupper [1863] 2 Hdc 121.
4. Roev Biddras (1888) 22 Q.B.D. 244.
5.Erinesti Kabayo and Anor V. Erinesti Zario Civil Appeal No. 1990 High Court

9.2 CREATION OF EASEMENTS (RN)

(a) By Statute
(b) Express grant or Reservation
R.T.A SS. 60, 61, 62, 65, 99.
(c) Implied grant or Reservation
1. Tepar Bhimji 1 T.L.R. (R) 635
2. Baclays Bank V. Patel [1970] EA 88.
3. Weldon V. Burrow (1879) 12 Ch. D. 31.
4. Borman V. Griffith (1930) 1 Ch. D. 493

23
 5. Shah Champshi Tejshi V. A.G. (R) [1959] E.A. 630
6. International Ten Store V. Hobbs [1903] 2 Ch. 165.
7. Polden V. Bartard (1865) 1 Q.B. 161.
8. Cory V. Davies [1923] 2 Ch. 95.
9. Pinnington V. Galland (1853) A. Exch. L
10. Johnstone V. Holdway [1963] 2 WLR 147.
11. Conveyancing Law of Property Act, 1881 S.6.
12. Shah Chamspi Tejshi & Ors V. AG (Kenya) [1959] EA 630.
13. Hangraj Ebji Walji Thakkar as Executor v.
Vanik Mahaja [1960] EA 208
14. E. Makumbi V. Puran Singh [1962] EA 331.
15. Kabayo & Anor V. Izario, High Court Appeal No. 1998.

(d) Prescription
Limitation Act, Cap. 7(u) SS. 29, 32.
R.T.A. (U) SS. 6, 7,
8. P.L.A. (U) SS 77.
Kato 1 EALJ 243.

10.0 PUBLIC RIGHT OF WAY (RN)

1. Cubbit V. Lady Caroline Maxse (1873) LR. 8 C. P. 704.
2. Ngambo Estates V. Singh Saw Mills [1957] 537.
3. Haji Alibhai V. Adam Ali 1 EA P.L.R. 6.
4. Jesh V. A.G. (k) [1959] EA. 630.
5. Hasham Kassam V. Khalielas 1 T.L.R. 653
6. Crown Lands Act (K) 85 & 135.

11. A. LICENCES (JK)

Text:
Meggary & Wade: Chap. 14 esp. 798 – 812.
Cheshire & Burn: Chap. 18.
11.0 DEFINITION AND DISTINCTION WITH LEASES
1. Baines V. Chogley [1949] E.A.C.A. 29.
2. Desai V. Cooper 24 (2) K.L.R. 32.
3. Agblobe V. Sapper 12 W.A.O, A. 187.
4. Jasca V. Zzorilla [1973] E.A. 506/
5. Rajwani V. Degamwala (1950) EACA 37.
6. Hecht V. Morgan [1957] EA 741
7. Kamrudin Esmail Rajriani V. Kalidas 17 EACA 37.
8. Kamarat Ali V. Champion Shoe Co. 16 EACA 15
9. London & N.W. Ralway V. Bukermaster (1874) 10 Q.B. 70.
10. Pira V. Manji T.L.R. (R) 457.
11. K.C.C. V. Mukibi [1967] E.A. 368.
12. Omar bin Mohammed V. Obin Bin Saleh [1957] E.A. 486

24
 13. Appah V. Pancliffe Envestments Ltd [1964] 1 W.L.R. 1064.
14. Rundu Coffee Estates V. Ujagah Singh [1966] E.A. 564.

11.1 TYPES OF LICENCES

(i) Bare Licences
1. Wood V. Leadbitter 13 M & W. 838.64 L.Q.R. 57.
2. Armstrong V. Sheppari & Short Ltd [1959] 2 Q.B. 384.

(ii) Licences by Estoppel

1.
Inwards V. Baker [1965] 2 Q.B. 29.
2.
In RE Eves Investment V. High [1967]2 Q.B. 379

(iii) Licences Coupled with an Interest

1 James Johns & Sons Ltd V. Early Tankerville [1909]2 Ch. 440 at 442
2 Australian Blue Metal Ltd V. R.F. Hughes [1909] A.C. 74
3 Hurst V. Picture Theatre Ltd [1915] 1 K.B. I.
4 Winter Garden Theatre (London) Ltd. V.
5 Millemium Production Ltd. [1948] A.C. 173
6 Hounslow L.B. C V Twickenham Gordon Devt Ltd, [1971] Ch. 233.

(iv) Licences for Value

1. Wood V. Lead Bitter, Supra
2. Kerrison V. Smith [1897] 2 Q.B. 445
3. Cornith V. Stubbs (1870) L.R. 5 C.P. 334.
4. Hurst V. Picture Theatres Ltd., Supra

11.2 LICENCES AND THIRD PARTIES

(a) Licences by Estoppel
In wards V. Baker, Supra
(b) Contractual Licences/
Licences for Value Errington
V. Errington.
(c) Deserted Wifes Matromonial Home:

1. Bendall V. Me Whirter [1952] 2 Q.B/ 406.

2. Jess B. Woodcock & Sons Ltd. V. Hobbs [1955] 1 WLR 152.
3. West Minister Bank V. Lea [1950] Ch.7
4. National Provincial Bank V. Hastings [1964] Ch. 665.
5. Kajubi V. Kabali II EACA 34
6. National Provincial Bank V. Ains Worth [1965] A.C. 1175.

11.B TENANCIES IN UGANDA

See; The Landlord and Tenant Act, 2022
Issues include:

25
  Nature of tenancy agreement and execution under the law
 Duties and obligations of tenant
 Duties and obligations of Land lords
 Rent (all stipulations including amount and modes of payment)
 Termination of Tenancies
Case:
Nalubega Ruth (Nyonyi Traders) V. DL Properties Ltd and Francis Drake Lubega, Civ. Suit No. 294
of 2021

12.0 THE LAW GOVERNING MORTGAGES (JK)

• Texts:
1. Both Cheshire and Meggry discuss in detail the English Law after 1925. (This may only be
useful for comparative purposes).
2. Peter Walubiri: Securities for Bankers Advances: & in Tumwine Mukubwa: Eds Essays in
African Banking Law and Practice, Chap. II.
❖
Sources of the law relating to Mortgages;
• Article 26 of the Constitution,
• The Mortgage Act No. 8/2009,
• The Registration of Titles Act 230,
• The Land Act Cap 227 as amended,
• The Civil Procedure Act and Regulations
• Section 14 of the Judicature Act (for applicability of Common law and Equity.
• See Section 3 & 44 of the Mortgage Act, Sections, 54, 59, 134, 147 and 148 of the RTA
• See section 2 & 3 of the Mortgage Act and section 3 & 4 of the Land Act.
Cases
1. Wamono Shem V. Equity Bank (U) Ltd HCMA No. 6000/2012.
2. Rehema Namuli V. James Mulwana & Ors HCCS No. 613/2004.
3. Souza Figuiredo& Co. V. Moorings Hotel Limited (1960) EA926;
4. Barclays bank V. Gulu Millers (1959) EA 541
5. See; Uganda Ecumenical Church Loan Fund Limited V. Nankabirwa HCCS No. 0307-2002;
•
❖
Definition of a Mortgage.
Read section 2 of the Mortgage Act:
1. Commercial Micro Finance V. Davis Edgar Kayondo HCCS No. 0012/2006. Read;
2. East Africa Form Limited V. AG & 2 Others HCCS No. 292 & 67 of 2002;
3. Uganda Ecumenical Church Loan Fund Limited V. Nankabirwa HCCS No. 0307-2002;

❖
Definition of Mortgagor and Mortgagee:
• Section 2 of the Mortgage Act;
1. Stanbic Bank v Atyaba Agencies Civil Appeal No. 2/2005 at page 7-
2. Proline Soccer Academy Ltd V. Lawrence Mulindwa & ors HCMA NO. 0459/ 2009(
3. Tropical Bank V. Were Muhwana (S.C.C.A No. 4 of 2011)
4. Jakana vs .Senkaali (1988-1990] HCB 167.
5. Rehema Namulivs. James Mulwana & Ors HCCS No. 613/2004.
6. Muhamadi Waswa V. Asumani Kikingwe(1952-607) U.L.R.1

26
❖
Creation of a Mortgage
• S.3 of the Mortgage Act,
• Read Jakana V. Senkaali (1988-1990] HCB 167

12.1 CREATION OF LEGAL, EQUITABLE AND INFORMAL MORTGAGES

• See s. 3 (1) of the Mortgage Act,
• S.2 of the Land Act
• Uganda Ecumenical Church Loan Fund Limited V. Nankabirwa HCCS No. 0307-2002.
• See S. 59 of the RTA –
Cases
1. Andrew Babigumira V. John Magezi HCMA No. 538/2013
2. Fredrick Zaabwe V. Orient Bank or General Parts (U) Ltd V. NPART.
3. See S. 3 (3) of the Mortgage Act.
4. Pirbhai Amash Plantations V. Dr. Sinabulya HCCS No. 928/2004.
5. section 146 (1) RTA
6. Edward Bamugye V. Tropical Africa Bank Limited CACA No. 48/2007

Mortgage Act SS 5, 6, 7, 10
1. Fakhurddin Mohamedali Jafferji V. Ahmedili (1946) 13EACA 77
2. Evidence Act, Cap. 43 S. 91
3. Vallarbholes Pragji V. Nasani Lubega [1964] E.A.
4. Coast Brick 7 Tile Works Ltd & Ors V. Premhand
5. Rainchand Limited & Anor [1966] EA 154.

12.2 Legal Mortgage

•
S. 3 (1) of the Mortgage Act,
1. Mustafa Ndiggejjerawa V. Sebane Kizito [1953] 7 ULR 31;
2. See S. 3 (4) of the Mortgage Act;
3. Read Rehema Namuli V. Mulwana&Ors(supra)
4. See sections 147 & 148 RTA;
5. Alice Okirolvs. Global Capital Save 2004 Limited HCCS No.149/2010 and
6. Read Nile Bank Limited V. Richard Desmond Kaggwa SCCA No. 07/2004
7. Belex Tours and Travel Ltd V. Crane Bank & Fang Min CACA No.71/2009
8. Wakanyira George V. Kavuya Ben & Others HCCS No. 560/2006;
9. Mukiibi V. Elietek Technologies International Ltd & others HCCS No. 227/2010;
10. Kabagenyi Teddy Onyango V. Fina Bank (U) Ltd HCCS No. 710/2012
11. East Africa Form Limited V. AG & 3 Others HCCS No. 292 & 67 of 2002;
12. Read also Kekurutso Syson V. Fast Truck Financial Services Ltd HCMA No. 8/2012
13. East Africa Form Limited V. AG & 2 Others HCCS No. 292 & 67 of 2002
14. HFB V. Edward Musisi SCCA No 22/ 2010 – see; also s. 54 RTA.
15. Read; Wamono Shem V. Equity Bank (U) Ltd (supra)
16.
See; s. 3 (6) and (7) of the Mortgage Act, S. 3 (5) of the Mortgage Act.
Cases:
17. Somali Democratic Republic V. Treon SCCA No.4/1998.
18. Read Mustafa Ndiggejjerawa V. Sebane Kizito [1953] 7 ULR 31;
19. Olindu DeSouze Fiqueirendo V. Kassamali Nanji[1963]EA 381.

27
 20. The Registration of Titles (Fees) (Amendment) Rules S.1 No. 3 of 1995
21. Jekana V. Senkaali [1988-90] H.C.B. 167
22. G.M. Combined Ltd V. A.K. Detergents & ors H.C.C.S 384/94
23. A.K. Detergents & 4 ors V. G.M. Combined Ltd. Civil Appeal No.7 1998, Court of Appeal
24. G.M. Combined V. A.K. Detergents, Civil Appeal No.7 of 1998, SupremE Court.
25. Amratlal Pushottam Bimji & Others V. Gian Singh Bhambra & Others HCCS NO. 298/2010
12.3

12.3 Creation of an Equitable and informal mortgage

1. Uganda Ecumenical Church Loan Fund Limited V. Nankabirwa HCCS No. 0307-2002 at
page 9
2. Created under s. 3 (I) and 3 (8) of the Mortgage Act;
3. Read: Commercial Micro Finance V. Davis Edgar Kayondo HCCS No. 0012/2006
4. Read Nile Bank Limited V. Richard Desmond Kaggwa SCCA No. 07/2004.
5. See former S. 129 and 139 RTA repealed by section44 Mortgage Act.
6. Uganda Commercial Bank V. Mrs. Bushuyu HCCS No. 124 of 1994
7. Read Section 3 (8)
8. Read; Rehema Namuli V. James Mulwana & Ors, HCCS No. 613/2004.
9. Read Nile Bank Limited V. Richard Desmond Kaggwa SCCA No. 07/2004.
10. Barclays Bank V. Gulu Millers [1959] EA 540 at 548-550.
11. Buganda Timber Co. Ltd V. Mulji Kanji Metha [1961] EA 477.
12. Guaranty Discount Co. Ltd V. Credit Finance Corp.
13. [1963] EA 345
14. Jekana V. Senkali, Supra.

12.4 Other pre-conditions relating to Legal or Equitable Mortgages

 S. 5 and 6 of the Mortgage Act.
Lamulat Ssanyu Nakanwagi V. Hajji Asuman Jjumba& Others HCCS No. 0018/2005
The Land Act, S. 32(1), 5-6, 34, 35 (1)
 See S. 6 of the Mortgage Act 2009

1. Alice Okirol V. Global Capital Save 2004 Limited HCCS No. 149/2010
2. Bonny Katatumba & Others V. Shumuk Development Ltd HCCS No. 126/2009
3. Agnes Bainomugisha V. DFCU Ltd HCMA No. 0435/2007
4. Tumwebaze V. Mpeirwe HCCS No. 0039/2010
5. Busonya & Others V. Ebeke & Anor HCCA No. 0104/2010
6. Wamono Shem V. Opportunity Bank HCMA No. 6000/2012
7. Olowo & Others V. Mupere Tonny & Anor HCCS No. 76/2012
8. Flora Rwamarungu V. DFCU Bank Limited HCCA No.115/2007
9. Lamulati Ssanyu Nakanwagi V. Hajji Asuman Jjumba & Others HCCS No.0018/2005
10. Re M an Infant SCCA No. 22/94
11. Uganda V. Peter Kato Sesawo [1976] HCB 204
12. Wamono Shem V. Equity Bank (U) Ltd HCMA No. 6000/2012.
13. S. 6 (1) (2) (3) & (4)
14. S. 3 and 4 of the Land Act – See S. 7 (1) Mortgage Act See;
15. Uganda Ecumenical Church Loan Fund Limited V. Nankabirwa HCCS No. 0307-2002
16. Waswa V. Asuman Kikungwe (1952-6) 7 U.L.R 1

28
12.6 Legal effect of a mortgage
Read:
 Section 8 of the Mortgage Act.
 Epaineto Mubiru V. Uganda credit and savings bank (1978) H.C.B) 109 Per Sekandi
 Section 24 of the Act
 Section 8 (2) & (3) of the Act.
 Wakanyira George V. Kavuya Ben & Others HCCS No. 560/2006

12.7Priority of Mortgages.
 Section 3(6) and 9 of the Mortgage Act and 48 of the RTA.
 Section 9 (2) of the Mortgage Act
 Musitafa Ndigejjerewa V. Kizito & Sebane 7 ULR 31.

12.8 Further charges under the Mortgage.

▪
Read section 10 of the Act.
▪
Nurdin Bandali V. Lombard Banking Tanganyika Ltd (1963) EA 304
Consolidation of Mortgages

 Read section 11 of the Mortgage Act and the pre-conditions therein.

Variation of a mortgage OR amounts secured by a mortgage
▪
Section 12 of the Act.
▪
section 5 of the
▪
Mukiibi V. Elietek Technologies International Ltd & others HCCS No. 227/2010;
▪
Kekurutso Syson V. Fast Truck Financial Services Ltd HCMA No. 8/2012
Suits by a mortgagor
▪
Read section 13 of the Mortgage Act and legal and practical implications.

12.9 The Right of Redemption Discharge and Release of Mortgages

 Section 14 of the Mortgage Act.
1. Santley V. Wilde (1899) 2 Ch 474;
2. Read: Commercial Micro Finance V. Davis Edgar Kayondo HCCS No. 0012/2006
3. Section 8 and 14 of the Mortgage Act:
4. Samuel vs Jarrah Timber Wood Paving Corporation [ 1904] A.C 323, in which Lord
5. James Fairclough V. Juan Brewer Co. Ltd (1912) AC 565
6. Barclays Bank V. Hilton Northcorte (1976) HCB 3
7. Read Biggs V. Hoddingnot (1898) 2 Ch 307
8. Read: HENRY MUBIRU V. YUSUF SEMAKULA HCCS No. 369/96.
9. Belex Tours and Travel Ltd V. Crane Bank & Fang Min CACA No.71/2009
10. G & C. Kreglinger V. New Patogonian Meat and Cold Storage Co. Ltd. [1914] A.C. 25.

12.10 No clog on the equity of redemption

1. Biggs V. Hoddinat [1898]2 Ch. 207.
2. Santley V. Wild [1899] 2 Ch. 474

29
12.11 The right to redeem must not be excluded
1. Samuel V. Jerrah Timber & Wood Paving Corp. Ltd.
2. Lewis V. Franklove Ltd [1961]1 All E.R. 446.
3. Mutambulire V. Yusuf Kimera, Supra.
4. Henry Mubiru V. Yusuf Semakula H.C.C.S. 369/96.
5. Reeve V Lisle (1902) AC 461

12.12 The right to redeem may be postponed

1. James Fairclough V. Swan Brewery Co. Ltd [1912] A.C. 565
2. Nightbridge Estates Trust Ltd V. Byrne & Ors [1939] 1 Ch. 441.

12.13 Collateral Advantage

1. Jennings V. Ward [1702] 2 Vern 520.
2. Biggs V. Hoddinto [1898] Ch. 307
3. Noakes & Co. Ltd V. Rice [1902] A.C. 24.
4. James Brandley & William Bradley V. carritt [1903 AC 253.
5. G & C Kreghinger v New Patagonian Meat & Cold Storage Co. Ltd, Supra

12. 14 Repayment by the Mortgagor

1. Commercial Micro Finance V. Davis Edgar Kayondo HCCS No. 0012/2006.
2. Manyindo DCJ in Barclays Bank V. Livingstone Katenda Luutu SCCA No. 22/1993
3. Section 16 of the Mortgage Act.
4. Section 16 (2)-5 of the Mortgage Act.
5. Waswa verus Asuman Kukungwe (1952-6) 7 U.L.R 1.
6. James V. Rumsy (1979) 1 ChD 398

12.15 The right to transfer a mortgage.

Read section 17 of the Mortgage Act and the procedure and conditions therein.

12.16 Express and implied terms in a mortgage

▪
Samuel V. Jarrah Timber Wood Paving Corporation [1904] A.C 323
▪
See section 18 of the Mortgage Act.
12.17 Defaults by the Mortgagor and Powers of the Mortgagee
1. Housing Finance Bank V. Edward Musisi SCCA No 22/ 2010
2. Section 19(1) of the Mortgage Act. Read; General Parts (U) Ltd V. NPART SCCA No.
5/1999.
3. Read Epaineto Mubiru V. Uganda Credit & Savings Bank [1978] HCB 109
4. Read section 19 (2) (3) & (4) of the Act on the conditions, form and contents of such notice.
5. Kinnarid V. Trollopse (1888) 39 Ch. D. 636.
6. Goind Popatlala V. Nathoo Visandji [1962] E.A. 372
7. Gordon Grant & Co. Ltd V. Broos [1926] AC 781.
8. Limitation Act, Cap. 70 Ss. 19 (1) (4) (5).
9. Cotterel V. Price [1960] 3 All E.R. 315, 1 WLR 1097.

30
12.18 Remedies available to the Mortgage in case of default by the mortgagor
1. Section 20 of the Mortgage Act
2. Jakana V. Senkaali [1988-90] HCB 167
3. Rehema Namuli V. James Mulwana & Others (Supra
4. Section 21.
5. Tropical Bank V. Were Muhwana (S.C.C.A No. 4 Of 2011)
6. Section 19. Read section 21(2).
7. Read section 21(3) of the Mortgage Act.
8. See also Gordon Grant & Co. V. Bross (1920) AC 781,
9. Mayambala V. UCB HCMA No. 160/1999
10. Read section 22(1) of the Act
11. Grindlays Bank (U) Limited V. Edward Boaz SCCA No. 23/92
12. GM Combined (U) Ltd V. AK. Detergents & Others SCCA No.7/2998
13. section 22(6),(9)
14. Section 23 (1, 2, 3 & 5 of the Act for the preconditions applicable to such leases.
15. Ssection 24 (1, 2, 3-7) of the Act on the applicable pre-conditions.
16.
Section 25 on circumstances under which the mortgagee may withdraw from
17.
possession of such property.
18.
Epaineto Mubiru V. Uganda Credit & Savings Bank (1978) HCB 109

12.19 The Mortgagee’s Power of Sale.

1. Section 19(3). Read section 26 (1),
2. Tropical Bank V. Were Muhwana (S.C.C.A No. 4 Of 2011)
3. section 27 (1) of the Act and regulation 12 of the Regulations
4. Yosiya Sajabi V. Musar Umar Amreliwala & Anor. Civil Appeal No.72/1955
5. Section 28 of the Act.
6. Barclays Bank V. Katenda Luutu SCCA No. 22/93
7. Epaineto Mubiru V. Uganda Credit & Savings Bank (1978) HCB 109
8. Section 31 of the Mortgage Act.
9. Section 32 of the Act. See the practice
10. Section 28(2) of the Mortgage Act. Read also section 30 (3) of the Mortgage Act
11. Grindlays Bank (U) Ltd V. Edward Boaz
12. Civil Appeal No. 23 of 23 of 1992, Supreme Court, unreported
13. Standard Bank of South Africa Ltd V. Mityana Stapple
14. Cotton Co. (1956 – 7) 8 ULR 301.
15. Uganda Credit Savings Bank V. Eriyazali Senkumba [1966] EA 508
16. Yosiya Sajabi V. Musa Umar Amrehivalla [1956] EACA 71.
17. Dheneshwar Bhinji Metha V. A.A.E. Sequerxa & Anor (1965) EA 730.
18. Waring (Lord) V. London & Manchester Assurance Co. Ltd

12.20 Taking Possession of the Mortgaged Land

1. Kehar Singh & Anor V. B.D. Bhatt [1962] EA. 759
2. White V. City of London Brewery (1889) 42 Ch. D. 237

12.21 Protection of a Purchaser.

 Section 28 (3) of the Act.

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  Section 28 (4) and 29 of the Act
1.
Amratlal Pushottam Bimji & Others V. Gian Singh Bhambra & Others HCCS NO. 298/2010.
2.
Western Highland Creameries Ltd V. Stanbic Bank (U) Ltd HCCS No. 462/2011
3.
Section 3 (9) and 21 of the Mortgage Act.
4.
Barclays Bank V. Northcorte [1976] HCB 34
5.
Rehema Namuli V. James Mulwana & Others (Supra).
6.
Barclays Bank V. Gulu Millers Ltd (1959) EA 540;
7.
Commercial Micro Finance V. Davis Edgar Kayondo HCCS No. 0012/2006.
8.
Sections 33, 34, 35 and 36 of the Act

13.0 THE EFFECT EXPROPRIATED ACT ON LAND TRANSACTIONS (RN)

1. M. Mamdani, The Uganda Asian Expulsion Twenty Years After, 28, No. 3/4 (Economic and
Political Weekly 93-96 (1993)
2. F Wooldridge & VD Sharma International Law and the Expulsion of Ugandan Asians ,9
International Lawyer 30,
3. H. S. Patel, General Amin and the Indian exodus from Uganda, 2/4 Journal of Opinion 12-22
(1972)
4. J. L. Bonee III, Caesar Augustus and the Flight of the Asian – the International Legal
Implications of the Asian Expulsion from Uganda During 1972, 8 /1 The International Lawyer
136
5. MAHMOOD MAMDANI, CITIZEN AND SUBJECT: CONTEMPORARY AFRICA AND
THE LEGACY OF LATE COLONIALISM 17 (PRINCETON UNIVERSITY PRESS, 1996
6. R. Nakayi, “Expropriation, Institutional failure and the Right to Property; The Experience of
Uganda’s Asians and Idi Amin”, East African Journal of Peace and Human Rights (2022) Vol.
28:1
The Expropriation
The Issues:
 Constitutional matters
 Which properties were expropriated?
 Restrictions on expropriated properties
 Duties of the former owners,
purchaser of property and the
Departed Asians Custodian
Board
 Sales of property

(a) The Law:

1. The Immigration (Cancellation of Entry Permits and Certificates of Residence) Decree No. 17
of 1997.
2. The Immigration (Cancellation of Entry Permits and Certificates of
3. Residence) Amendment) Decree No. 30 of 1972.
4. The Declaration of Assets (Non-Citizens Asians) Decree No. 27 of 1972 (Repealed by Decree
27 of 1973).
5. The Declaration of Assets (Non-Citizens Asians)
6. (Vesting of Abandoned Properties) Order S. No. 169 of 1972.
7. The Declaration of Assets (Non-Citizens Asians) (Vesting of Abandon and properties) No.
2 Order S.1 No. 74 of 1972

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 8. The Declaration of Assets (Non-Citizens) (amendment) Decree No.29 of 1972 [Repealed
by Decree 27 of 1973]
9. The Properties and Business (Acquisition) Decree No. 32 of 1972.
10. The Rent (premises of Departed Asians) (Special Provision) Decree No. 5 of 1973 [Repealed
by Decree 11 of 1975.
11. The Acquired Asians Business (Rights and Obligations Ascertainment) Decree No. 27 of 1973.
12. The Assets of Departed Asians Decree No. 27 of 1973.
13. The Properties and Business (Acquisition) (Amendment) Decree No. 28 of 1973.
14. The Properties and Business (Acquisition) Decree No. 11 of 1975.
15. The Assets of Department Asians (Amendment) Decree No. 12 of 1975.
CASES:
1. Chris Akena Onapa V. Mohammed Hussein Punjani Civil Appeal No. 5 of 1995,
Supreme Court, Unreported.
2. Stephen Kalani V. Satwant Kaur, Civil Appeal No. 22 of 1995, Supreme
Court, Unreported.
3. Ismail Jeffer Albhai & 2 ors V. Karia & Victoria Motors, Civil Appeal No. 53 of 1995,
Supreme Court, unreported.

13.1 MANAGEMENT OF EXPROPRIATED PROPERTIES

Managers & Agents
The D.A.P.C.B. and its powers:
Refer to legislation in 13 (b) above.

13.2 THE EXPROPRIATED PROPERTIES ACT, 1982

(a) The Issues
 The intention of the legislation
 Properties to which the Act applies
 Nullification of dealings
 Expired and otherwise terminated leases.
 Re-entries after the Act came in force
 Powers of the Minister and appeals from his decisions.
 Repossession and repossession certificates
 Retention by Government
 Joint Ventures
 Sales
 Various forms of Compensation
 Constitutional Issues.

(b) The Law

• The Expropriated Properties Act No. 9 of 1982.
• The Expropriated Act (Commencement) order S.1 No.3 of 1983.
• The Expropriated Properties Act (Repossession and Disposal).
• Regulations S.1 No. 6 of 1983.
• The Expropriated Properties (Repossession and Disposal) (Amendment Regulations S.1 No. 8
of 1991.
• The properties and Business (Acquisition) Amendment) Act, No. 3 of 1984.

33
• Legal Notice No. 88 of 1993 [See Uganda Gazette Extra-ordinary of 13.5.931].
• The Expropriated Properties (Sale and Disposal) Order S.1 No. 1 of 1994.

CASES:
1. Mohammed Allibhai v. Bukenya Mukasa & D.A.R.C.B. Civil Appeal 56 of 1996. Supreme
Court, unreported.
2. Victoria Tea Estates Ltd. V. Attorney General Civil Appeal 36/96, Supreme Court.
3. Makerere Properties Ltd. V. Attorney General Civil Appeal No. 40 of 1995, Supreme Court,
unreported 91988).
4. Noordin Charania Walii V. Drake Semakula Civil Appeal No. 40 of 1995, Supreme Court,
unreported (1988).
5. Somali Democratic Republic V. Anoop Treon Civil Appeal or 4 of 1988, Supreme Court,
unreported (1989).
6. Registered Trustees of Kampala Institute V. D.A.P.C.B. Civil Appeal 12 of 1992, Supreme
Court, unreported (1993).
7.Nazarali Hassanli Sayani V. Edward Mperese Nsubuga H.C.C.S. 364 of 1993, unreported
91994); see also civil Application No. 10 of 1995.
8. Jan Mohammed Jaffer Ltd. V. Kamisa Senya H.C.S. 829 of 1992, unreported (1995).
9. Bidandi Ssali V. A.g H.C.C.S. 834 of 1989
10. Lutaya V. Gandesha H.C.C.S. 834 of 1989.
11. Nelson Nsubuga & Diamond Trust Properties (U) Ltd V. Samson Mutawe Sekabanja, Civil
Appeal No. 25 of 1974, Court of Appeal of E.A.
12. United Assurance Co. Ltd V. AG. Civil Appeal No.1 of 1986.
13. Nakabira & Ors V. Masaka District Growers Co-op Soc. H.C.C.S. No. 835 of 1983.
14. Puran Chaud Mary V. Collector [1975] EA 125.
15. Re An Application filed by the Collector [1459] E.A. 264.
16. Jaffer Brothers V. Bagalaliwo & 2 Ors. Civil Appeal No. 43 of 1997, Court of Appeal,
unreported (1998).
17. Habre International Co. Ltd V. Ebrahim Alarakia Kassam & Ors. C.A 4 of 1999, Supreme
Court.
18. Also see the Temangalo Land Saga as probed by Parliament.

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